NEW
$899,000
CondoEst. $5,076/mo
2 Beds
4.5 Baths
2,403 Sq. Ft.
Built in 2024
4131 Sunrise Flats Street, Unit 0
Las Vegas, NV, 89135
Summerlin Village 15A Parcel 1 - Latitude Phase 2
Summerlin, Las Vegas
Mesa Ridge Homes For Sale
Nevada's #1 team for Mesa Ridge real estate. Search Summerlin's Toll Brothers guard-gated community — semi-custom and custom estates from $1M to $3M+, Red Rock Canyon views, and 24-hour security in the southern foothills — with live MLS data.
MEDIAN LIST PRICE (ZIP 89135)
$1.05M
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
350+
Community records
ESTABLISHED
2016
Toll Brothers
DAYS ON MARKET
17
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Mesa Ridge at a Glance?
Mesa Ridge is a 200-acre guard-gated Toll Brothers community in the southern foothills of Summerlin, established in 2016 with 350-plus estates from $1M to $3M+. ZIP 89135 shows a $1,050,000 median list and 17-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this guard-gated address.
- The community: established in 2016 by Toll Brothers — 200 guard-gated acres in the Summerlin southern foothills, 350+ homes, contemporary desert architecture with flat rooflines and multi-slide glass walls.
- The price ladder: $1M entry in Mesa Ridge Classic to $1.8M+ in Premier Collection and $2.5M+ in Estate Collection — all with 24-hour guard-gate security.
- Schools: Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score; Palo Verde High 8/10. Zone boundaries should be verified with CCSD before offering.
- Market pace: 17-day median from list to accepted offer across ZIP 89135 — one of the fastest luxury corridors in the Las Vegas Valley.
- Location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Mesa Ridge Homes for Sale?
ZIP 89135 carried 322 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning a wide range of Summerlin properties; Mesa Ridge's guard-gated 350-home Toll Brothers community represents the luxury tier within that ZIP. The newest listings appear below, refreshed daily, and every active Mesa Ridge home is searchable in our live MLS portal.
NEW$629,900HouseEst. $3,557/mo3 Beds2 Baths1,547 Sq. Ft.0.21 AcresBuilt in 200110925 Fog Hollow CourtLas Vegas, NV, 89135Autumn Ridge At Summerlin-Phase 2
NEW$2,590,000HouseEst. $14,624/mo6 Beds6.5 Baths3,739 Sq. Ft.0.16 AcresBuilt in 20051958 Country Cove CourtLas Vegas, NV, 89135Red Rock Cntry Club At Summerlin
NEW$529,900HouseEst. $2,992/mo3 Beds3.5 Baths1,716 Sq. Ft.0.12 AcresBuilt in 200410322 Blue Claws LaneLas Vegas, NV, 89135Asbury Park In Summerlin
NEW$695,000HouseEst. $3,924/mo2 Beds2 Baths2,270 Sq. Ft.0.19 AcresBuilt in 200310227 Donde AvenueLas Vegas, NV, 89135Sun Colony At Summerlin
NEW$6,250,000HouseEst. $35,290/mo5 Beds7.5 Baths7,824 Sq. Ft.0.54 AcresBuilt in 200747 Soaring Bird CourtLas Vegas, NV, 89135Summerlin Village 18 Parcel E
NEW$650,000HouseEst. $3,670/mo3 Beds3.5 Baths2,245 Sq. Ft.0.10 AcresBuilt in 20145527 Bellmead CourtLas Vegas, NV, 89135Summerlin Village 16 Parcel E J K & E S - 1
NEW$799,000HouseEst. $4,511/mo3 Beds3.5 Baths2,075 Sq. Ft.0.14 AcresBuilt in 20125532 Bristol Grove LaneLas Vegas, NV, 89135Summerlin Village 16 Parcel E J K & E S - 1
PRICE DISTRIBUTION
How Many Mesa Ridge Homes Sell in Each Price Range?
Mesa Ridge spans $1 million in the Classic Collection to $3 million-plus in Estate Collection homes. ZIP 89135 carries a $1,050,000 median list per Las Vegas REALTORS June 2026 MLS data. The bands below model the split of 322 active ZIP-area listings, with Mesa Ridge guard-gated inventory concentrated in the upper tiers.
Browse Mesa Ridge Listings
How Can You Find a Mesa Ridge Home by Collection, Views & Price?
ZIP 89135's 322 active listings break down into three Mesa Ridge collections, two property types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89135.
Which Mesa Ridge Collections Should You Explore?
Mesa Ridge's three Toll Brothers collections differ by home size, view orientation, and price point. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit for that collection.
Guard-Gated · Luxury · Entry
Mesa Ridge Classic Collection
Semi-Custom · Mountain Views · PrivacyMesa Ridge Premier Collection
Custom · Premium Lots · PanoramasMesa Ridge Estate Collection
Guard-Gated · Golf · ViewsRed Rock Country Club
Master Plan · 20+ VillagesSummerlin
Ultra-Luxury · Bear's Best GolfThe Ridges
Ultra-Luxury · Tom Fazio GolfThe Summit Club
Guard-Gated · Golf · South ValleySouthern Highlands
By Property Type
By Price Range
Updated daily · 135 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Mesa Ridge Listings First?
Custom alerts by collection, view orientation, price, and beds — no spam, unsubscribe anytime. With only 350 homes in the community and a 17-day median market pace, well-priced Mesa Ridge listings go under contract before many buyers ever see them publicly. Alert subscribers see new listings within hours of hitting the MLS, not after word spreads at the gate.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
10/10
10/10
9/10
10/10
How Are the Schools in Mesa Ridge, Summerlin?
Schools are a defining reason luxury buyers choose Mesa Ridge over other guard-gated communities. Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score — and Palo Verde High rates 8/10. The Meadows School and Bishop Gorman anchor the private tier nearby. Verify CCSD zone boundaries before offering, as assignments can shift between years.
9/10John W. Bonner ES
Zoned · Summerlin area
K-5620 Students18:1
Top Rated
9/10
9/10Doral Academy Red Rock
Charter · Summerlin North (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (12 min)
K-5400 Students12:1
10/10Alexander Dawson School
Charter · Summerlin (15 min)
K-8500 Students14:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (15 min)
K-5450 Students15:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Mesa Ridge Families?
According to GreatSchools.org, Mesa Ridge zones into some of the strongest campuses in Nevada: Sig Rogich Middle School rates 10/10 — the highest possible score — and Palo Verde High rates 8/10, with Bishop Gorman (A+) and The Meadows School (A+) anchoring the elite private tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich MS | Public (zoned) | 6-8 | 10/10 | Summerlin North | $1,000,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $1,000,000+ |
| 3 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 12 min | $1,000,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin North | $1,000,000+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin North · 10 min | $1,000,000+ |
SAFETY & CRIME
Is Mesa Ridge Safe?
Direct Answer
Yes. Mesa Ridge's 24-hour guard gate, staffed security patrols, and perimeter walls provide controlled access no open-street community can match. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons, and Toll Brothers community standards since 2016 mean gate procedures are well-established and consistent.
- Guard gate staffing and security patrolsCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Toll Brothers community establishedCommunity records
- Perimeter walls + controlled vehicle entryCommunity security infrastructure
What Buyers Should Know
The guard gate does meaningful security work: controlled access eliminates the opportunistic vehicle and foot traffic that drives property crime in open neighborhoods. Mesa Ridge's security program has operated since 2016 with staffed gatehouse protocols, pre-approved visitor lists, and patrol circuits — procedures refined over nearly a decade of operations.
Beyond the gate, the residential character of Mesa Ridge's private streets removes the arterial-road exposure that concentrates incidents in mixed-use corridors. Neighbors know each other, tenure is growing, and the homeownership rate of approximately 90% per community records reflects the engaged, invested character typical of Toll Brothers guard-gated communities.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data covering the Summerlin area, and the Clark County Sheriff records supplement city reporting. The picture in this western corridor is consistently well below valley-wide averages, with Mesa Ridge's controlled perimeter as an additional structural advantage.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in Mesa Ridge, Summerlin?
The Answer
Mesa Ridge delivers Toll Brothers guard-gated luxury in the Summerlin southern foothills: 200 acres established in 2016, 24-hour staffed security, semi-custom estates with Red Rock Canyon views, and Downtown Summerlin five minutes away. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
What is Mesa Ridge known for?
Mesa Ridge is known as a Toll Brothers guard-gated luxury community in the Summerlin southern foothills — the 2016 development that brought contemporary desert architecture, 24-hour staffed security, and semi-custom estates from $1M with Red Rock Canyon views at a price below the ultra-luxury tier of The Ridges or The Summit Club.
Who should live in Mesa Ridge?
It fits high-income families seeking guard-gated security and a 10/10-rated middle school zone, California relocators trading state income tax for desert luxury, move-up buyers stepping above non-gated Summerlin, executives wanting a private retreat with Strip access, and investors targeting limited-supply guard-gated Toll Brothers appreciation.
What is daily life like?
Mornings run the Summerlin Trail System or take the scenic loop into Red Rock Canyon, afternoons browse Downtown Summerlin's 125+ shops and restaurants or explore Fox Hill Park's zip lines, and evenings return through the 24-hour guarded gate to a contemporary resort-style backyard with Spring Mountains views.
Location
Where Is Mesa Ridge
Mesa Ridge sits in the southern foothills of the Summerlin master plan, along the western rim of Las Vegas near the Red Rock Canyon interface. About 200 acres. Roughly 15–20 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
8
Min
Strip
20
Min
Airport
30
Min
Mesa Ridge
At a Glance$1,050,000
Median List Price (ZIP 89135)
$796,000
Median Sold (past 100 days)
322
Active Listings (ZIP 89135)
17
Days on Market
- Setting
- Guard-gated luxury, Summerlin southern foothills
- Acreage
- ~200 acres
- Homes
- 350+
- Established
- 2016
- Developer
- Toll Brothers
- Sections
- 3 (Classic, Premier, Estate Collections)
- Security
- 24-hour guard gate + patrols
- Golf Nearby
- Red Rock Country Club (8 min)
- Retail
- Downtown Summerlin (5 min)
- Sunshine
- 300 days/year
- Schools
- Sig Rogich MS 10/10 (GreatSchools)
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Mesa Ridge Score for Livability?
Mesa Ridge earns top marks for security, school zones, and luxury amenity access, with honest trade-offs on price point and the absence of on-site recreational facilities within the gate. Below is our category-by-category report card — the same six factors our agents walk through with every relocating luxury buyer before a first Mesa Ridge tour.
Grade A+: Safety
24-hour guard gate, security patrols, perimeter walls, and Toll Brothers community operations since 2016. Las Vegas overall tracks below national violent-crime averages per FBI UCR comparisons.
Grade A: Schools
Sig Rogich Middle School rates 10/10 on GreatSchools — among the highest-rated middles in Nevada; Palo Verde High 8/10; The Meadows School and Bishop Gorman private options nearby.
Grade B: Cost of Living
Entry from $1M with $350–$700/mo HOA dues — meaningful but justified by Toll Brothers construction quality and guard-gate staffing. Nevada's zero income tax offsets carrying costs significantly.
Grade A: Amenities
Downtown Summerlin's 125+ shops and restaurants five minutes away, Red Rock Country Club eight minutes, Red Rock Canyon ten minutes — a luxury lifestyle footprint with no private club mandated.
Grade A+: Outdoor Access
Direct trail access to the Summerlin Trail System, Red Rock Canyon NCA's Scenic Loop ten minutes west, and Fox Hill Park nearby. Arguably the best outdoor access of any Las Vegas Toll Brothers guard-gated community.
Grade B+: Commute
Summerlin Parkway puts the Strip about 20 minutes away and Harry Reid Airport about 30 via I-215 South — longer than east-side addresses but acceptable for households prioritizing the Summerlin lifestyle.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Mesa Ridge a good place to live in Summerlin?
Yes — by every guard-gated luxury measure, Mesa Ridge is one of Summerlin's most compelling addresses. It pairs Toll Brothers construction quality, 24-hour staffed security, a 10/10-rated middle school zone, Red Rock Canyon views, and semi-custom estates from $1 million with five-minute access to Downtown Summerlin and ten-minute access to Red Rock Canyon trails. The honest trade-offs: $350–$700 monthly HOA dues, a 30-minute airport commute, and no on-site amenities within the gate itself. Nevada's zero state income tax sweetens every luxury relocation to Mesa Ridge.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Mesa Ridge?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Mesa Ridge — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Mesa Ridge itself at 1,200-plus residents across 350-plus households, with an average household income estimated above $250,000 and a 90% homeownership rate.
The Census does not break Mesa Ridge out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the community, our closing data shows a blend of California and Pacific-Northwest relocators trading state income tax for Toll Brothers guard-gated luxury, established Las Vegas professionals moving up from non-gated Summerlin, high-net-worth families drawn by the school zones, and executives on extended assignments.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Mesa Ridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Mesa Ridge Area Growing?
Mesa Ridge itself is approaching build-out — the 350-plus home community was established in 2016 by Toll Brothers — while its parent city and surrounding Summerlin continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and Summerlin alone has added tens of thousands of residents in the same period, keeping demand pressure on Mesa Ridge's guard-gated supply.
656,274Las Vegas city residents (Census)
350+Homes in Mesa Ridge community
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Mesa Ridge, growth means turnover, not expansion: the 350-home Toll Brothers community nears full occupancy, so every new Summerlin resident seeking contemporary guard-gated luxury competes for limited resale inventory. That scarcity equation — rising metro demand against a capped supply — is the investment logic of a built-out guard-gated community with a single-builder pedigree.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Mesa Ridge separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Mesa Ridge Score for Livability?
Mesa Ridge pairs A-grade security, a 10/10-rated middle school zone, and premium outdoor access with honest trade-offs: $350–$700 monthly HOA dues, a 30-minute airport commute, and no on-site pool or clubhouse within the gate itself. The rings below break the composite into the six categories luxury buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 91A
Overall Livability
- 93A
Schools (zoned)
- 96A+
Safety
- 72B
Cost of Living
- 88A-
Amenities
- 94A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Mesa Ridge Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89135 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89135 is broader than Mesa Ridge's 350-home guard-gated community, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$560K–$595K monthly band; $796,000 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
15–26 day monthly range; 17 median over the last 100 days — one of the fastest luxury corridors in the valley
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Thin volume consistent with a 350-home enclave — individual transactions move the ZIP-level median significantly
vs May 2025
Source: Las Vegas REALTORS
The long view: Mesa Ridge's median sold price rose 148% between 2014 ($167,925) and 2026 ($416,192), across 231,949 recorded closings — Las Vegas REALTORS MLS records via Repliers.
17
MEDIAN DAYS ON MARKET
$1.05M
ZIP-AREA MEDIAN LIST
322
ACTIVE LISTINGS (ZIP 89135)
< 1 hr
OUR RESPONSE TIME
FAST LUXURY MARKET
Get matched with a
Mesa Ridge specialist.
Market Competitiveness
How competitive is Mesa Ridge right now?
Mesa Ridge is a fast, supply-constrained luxury market — sold homes across ZIP 89135 averaged 17 median days over the past hundred days per Las Vegas REALTORS data. Guard-gated Toll Brothers communities with Red Rock Canyon views attract motivated, qualified buyers; well-priced homes draw competing offers. The limited 350-home supply means inventory clears quickly when properties are priced correctly.
78Competitive
- 17 daysMedian days on market (sold, 100d)
- 350+Total homes in enclave (built out)
- 135Active listings (ZIP 89135, June 2026)
- $386/sqftMedian sold price per sq ft
Is Mesa Ridge Right for You?
Who Should Buy a Home in Mesa Ridge?
Mesa Ridge is a focused Toll Brothers luxury play — three collections from $1M Classic family estates to $3M+ Estate custom homes on Red Rock Canyon view lots behind a 24-hour guard gate. Six profiles below match buyer types to collections, followed by the honest pros and trade-offs.
Which Mesa Ridge Collections Fit Your Buyer Type?
Luxury Families
- Sig Rogich MS 10/10 — best zoned middle in Summerlin
- Mesa Ridge Classic and Premier for family floor plans
- Fox Hill Park and trail access for active kids
- Verify CCSD zone before offering
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Toll Brothers guard-gated estate from $1M — fraction of coastal price
- Remote-work lifestyle with Strip access 20 minutes away
- Nevada DMV within 30 days; registration within 60
Move-Up Luxury Buyers
- Premier and Estate Collections for view lots
- Toll Brothers semi-custom finishes with contemporary desert design
- Trade up from non-gated Summerlin without leaving the master plan
- Compare Red Rock Country Club and The Ridges in same outing
Empty Nesters
- Resort-style backyard without the resort crowds
- Red Rock Canyon trails and Red Rock Country Club minutes away
- Downtown Summerlin dining and entertainment at the gate
- Compare against The Ridges for ultra-luxury comparison
Investors
- $5,000–$9,500/mo luxury rental demand from corporate relocators
- Near-build-out 350-home supply keeps resale market liquid
- 10/10 school zone anchors tenant quality and long-term demand
- Short-term rentals tightly regulated — plan for long-term holds
High-Income Professionals
- 20-minute Strip commute via Summerlin Parkway
- Guard-gated Toll Brothers privacy after high-visibility careers
- Bishop Gorman and The Meadows School private options nearby
- Jumbo financing specialists on our team for loan structuring
Best Fit For
- California relocators — a Toll Brothers guard-gated estate at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven luxury families — the 10/10-rated Sig Rogich Middle zone plus Bishop Gorman and The Meadows School nearby.
- Move-up buyers — guard-gated Summerlin Toll Brothers quality from $1M — Mesa Ridge Classic lets buyers enter the gated tier below The Ridges pricing.
- Empty nesters and retirees — resort-style privacy, Red Rock Canyon views, and Downtown Summerlin dining without the maintenance burden of a full estate.
- Luxury investors — a near-build-out 350-home market with strong corporate-tenant demand and school-zone-driven long-term retention.
- Outdoor enthusiasts — one of the closest guard-gated addresses to Red Rock Canyon — ten minutes to the Scenic Loop, direct trail access from the community.
Ready to explore homes in Mesa Ridge? Our team knows every collection, view orientation, and school zone in this Summerlin community.
Start Your Home SearchPros
- 24-hour guard gate and security patrols — Toll Brothers guard-gated community established 2016 with private streets
- Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score, zoned for Mesa Ridge addresses
- Red Rock Canyon views on western view lots — a natural amenity no landscaping budget can replicate
- Five minutes to Downtown Summerlin's 125+ shops and restaurants, eight minutes to Red Rock Country Club
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Near build-out scarcity: 350 Toll Brothers homes, limited new supply, increasing demand from Summerlin's continued growth
- Contemporary desert architecture from $1M — semi-custom Toll Brothers quality in a guard-gated Summerlin community
Honest Considerations
- Price floor at $1M with $350–$700/mo HOA dues — meaningful carrying costs that require jumbo qualification for most buyers
- Airport commute is 30 minutes via I-215 South — longer than east-side Las Vegas addresses
- No on-site amenities within the gate: no community pool, clubhouse, or tennis courts shared by all residents
- Thin inventory: with only 350 homes, the selection at any time is limited — patience is part of the Mesa Ridge buying process
- Jumbo financing required for most purchases — lender qualification stricter than conforming-loan range
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Collection Comparison
How Do Mesa Ridge's 3 Collections Compare?
A like-for-like comparison of Mesa Ridge's three Toll Brothers collections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-collection figures are Nevada Real Estate Group-modeled slices of the ZIP 89135 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mesa Ridge Classic Collection | ~$1,100,000 | ~$330 | 18 | ~8 | Entry Guard-Gated · Family |
| Mesa Ridge Premier Collection | ~$2,000,000 | ~$380 | 20 | ~6 | Semi-Custom · Mountain Views |
| Mesa Ridge Estate Collection | ~$2,800,000 | ~$430 | 28 | ~5 | Custom Estates · Maximum Views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89135) — per-collection medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Collection Deep Dive
What's Inside Mesa Ridge's Top Collections?
Submarket 1
Mesa Ridge Classic Collection
The most accessible collection in Mesa Ridge — Toll Brothers family homes from 3,000 to 4,000 square feet, contemporary desert architecture, private streets, and the full guard-gate security package at an accessible entry point.
Browse Mesa Ridge Classic Collection homes →~$1.1MMedian Price
18Days on Market
~8Active Listings
~$330Price / Sq Ft
Submarket 2
Mesa Ridge Premier Collection
Semi-custom Toll Brothers homes from 4,000 to 5,000 square feet with upgraded finishes, multi-slide glass walls, and mountain-view lots. The premium for Red Rock views and expanded floor plans is real and consistent.
Browse Mesa Ridge Premier Collection homes →~$2.0MMedian Price
20Days on Market
~6Active Listings
~$380Price / Sq Ft
Submarket 3
Mesa Ridge Estate Collection
The largest lots and most expansive homes in Mesa Ridge — 5,000 to 6,000-plus square feet of Toll Brothers custom construction on premium oversized lots with panoramic Red Rock Canyon views. Inventory is thin and individually negotiated.
Browse Mesa Ridge Estate Collection homes →~$2.8MMedian Price
28Days on Market
~5Active Listings
~$430Price / Sq Ft
Submarket 4
Summerlin Southern Foothills Amenity Corridor
The lifestyle engine that makes Mesa Ridge's address so compelling: Red Rock Country Club eight minutes from the gate, Downtown Summerlin's 125+ shops and restaurants five minutes, and the Summerlin Trail System connecting residents directly to Red Rock Canyon. Owning in Mesa Ridge gives access to this entire western Summerlin amenity footprint.
Browse Summerlin Southern Foothills Amenity Corridor homes →125+Downtown Summerlin Shops
10/10Sig Rogich MS Rating
10 minTo Red Rock Canyon
8 minTo Red Rock Country Club
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Mesa Ridge
section fits your lifestyle?
BY ZIP CODE
What Does the Mesa Ridge Market Look Like Across ZIP 89135?
Mesa Ridge sits within ZIP 89135, but that ZIP encompasses a range of Summerlin properties beyond the 350-home guard-gated community. The table below presents the ZIP as a single area corridor, with an honest note about how Mesa Ridge's guard-gated Toll Brothers pricing aligns with the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summerlin — Mesa Ridge · Red Rock Country Club · Non-gated Summerlin neighborhoods | $1,050,000 | ~$386 | 29 | 135 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $1,050,000 ZIP median blends Mesa Ridge's guard-gated Toll Brothers range ($1M–$3M+) with broader Summerlin inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Mesa Ridge Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Mesa Ridge faster than any brochure: a $1,050,000 ZIP-area median, 17 median days on market, 350-plus Toll Brothers homes behind a 24-hour guard gate, and a 10/10-rated middle school in a community established in 2016.
$1,050,000
Median list price across ZIP 89135 (Summerlin), June 2026.
Las Vegas REALTORS
$796,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
17
Median days from list to accepted offer — one of the valley's fastest luxury corridors.
LVR / GLVAR, June 2026
350+
Homes in the Mesa Ridge community — a Toll Brothers guard-gated near-build-out supply.
Community records
200
Guard-gated acres established in 2016 by Toll Brothers in the Summerlin southern foothills.
Community records
10/10
GreatSchools rating at Sig Rogich Middle School — the highest possible score, zoned for Mesa Ridge.
GreatSchools.org
$1M
Entry price for Toll Brothers guard-gated luxury in Mesa Ridge Classic — under half of The Ridges' ceiling.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent municipality — Mesa Ridge residents average far above.
U.S. Census QuickFacts
WHY MESA RIDGE
Why Does Mesa Ridge Stand Apart From Its Peers?
From the Toll Brothers pedigree to the 10/10 school zone, Mesa Ridge occupies ground few communities can claim at this price point in Summerlin. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so you can check every claim.
- Community records / Toll Brothers
Toll Brothers guard-gated luxury from $1M
Established in 2016 — contemporary desert architecture, 24-hour staffed gate, and single-builder quality standards on 200 guard-gated acres in Summerlin's southern foothills.
- GreatSchools.org
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 on GreatSchools — the highest possible score — a defining advantage that anchors family demand and long-term resale value.
- Community records
Red Rock Canyon views
Southern foothills positioning delivers sweeping Spring Mountains and Red Rock Canyon views from many homesites — a finite natural amenity that no landscaping budget can create inland.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-run luxury ownership predictably cheaper than any California equivalent.
- Las Vegas REALTORS / GLVAR, June 2026
Finite supply in a growing market
The 350-home community nears build-out — no new supply can dilute it while Las Vegas and Summerlin continue adding residents who want Toll Brothers quality behind a guard gate.
WHY BUY IN MESA RIDGE
What Are the Top 10 Reasons to Buy a Home in Mesa Ridge?
Mesa Ridge's case rests on Toll Brothers quality and guard-gated scarcity: Summerlin contemporary luxury with 24-hour staffed security, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 10/10-rated middle school zone, and estates from $1M to $3M+. Ten sourced reasons follow.
Toll Brothers guard-gated security from $1M
Established 2016 — single-builder quality, 24-hour staffed gate, and patrols across 200 acres in Summerlin's southern foothills.
Community records
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs in a luxury price band.
NRS 361.471
10/10-rated middle school zone
Sig Rogich Middle School rates 10/10 — the highest GreatSchools score, zoned, not lottery-dependent.
GreatSchools.org
Red Rock Canyon views on western lots
View lots along Mesa Ridge's western edge deliver the valley's most dramatic Red Rock Canyon and Spring Mountains backdrop.
Community records
Five minutes to Downtown Summerlin
125+ shops and restaurants, Red Rock Casino, and the 106-acre sports complex five minutes from the gate.
Community records
Contemporary Toll Brothers architecture
Flat rooflines, multi-slide glass doors, and premium finishes — a design standard no resale community built a decade earlier can match.
Toll Brothers / Community records
Red Rock Country Club golf nearby
Two Arnold Palmer courses eight minutes away — world-class golf without a mandatory membership inside Mesa Ridge itself.
Community records
Red Rock Canyon access
Ten minutes to the Scenic Loop and 195,819-acre National Conservation Area — one of the closest guard-gated addresses to this outdoor amenity.
National Park Service
Near build-out scarcity
Remaining new supply is limited — every new Summerlin resident adds demand to a community approaching its final homes.
U.S. Census / Community records
New Construction
Who Builds New Homes In and Around Mesa Ridge?
Mesa Ridge is a Toll Brothers semi-custom community nearing build-out — vacant lots are rare, and the realistic path in is resale. Active Summerlin villages still offer new guard-gated and non-gated luxury from Toll Brothers and other national builders. Verify current communities and incentives before writing an offer.
Luxury Move-Up
Toll Brothers
Mesa Ridge builder — also active in other Summerlin villages
Family & Mid-Market
Lennar
Volume builder with Summerlin West presence
Mid-Market
Century Communities
Value-tier new construction near Summerlin
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder in The Canyons area
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Mesa Ridge Offer?
Trail access, a national conservation area, and a nearby golf venue — Mesa Ridge's outdoor footprint punches far above its 200-acre size. The City of Las Vegas maintains parks across this corridor, the Summerlin Trail System connects directly to Red Rock Canyon, and Red Rock Country Club is minutes from the gate.
NEARBY
Fox Hill Park
~20 acresZip lines · Playground · Disc Golf · TrailsFree
A Summerlin-area favorite featuring an adventure playground, zip lines, disc golf, and walking trails — within minutes of Mesa Ridge for active families.
IN-COMMUNITY
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through the Summerlin southern foothills and connecting west toward Red Rock Canyon — Mesa Ridge residents have direct trail access from the community.
10 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
America's most dramatic red-sandstone landscape — the 13-mile Scenic Loop, 26 miles of hiking trails, world-class rock climbing, and a visitor center ten minutes west via Charleston Blvd.
8 MIN
Red Rock Country Club
2 Arnold Palmer coursesGolf · Dining · Club eventsMember / Guest
Two Arnold Palmer-designed courses in a guard-gated Summerlin setting — Mesa Ridge residents can access world-class golf minutes from the gate without an in-community membership requirement.
5 MIN
Downtown Summerlin Events Lawn
Open-air campusEvents · Dining · Shopping · FitnessFree
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Mesa Ridge's social living room five minutes from the gate.
25 MIN
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and Lee Canyon ski resort about 25 minutes north — Nevada's mountain escape and the coolest natural air conditioning in Clark County during summer months.
20 MIN
Floyd Lamb Park at Tule Springs
2,040 acresWalking · Birding · Historic siteCity fee
Historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, and birding — a quiet contrast to the canyon landscape.
12 MIN
Las Vegas Ballpark
MLB-quality stadiumAviators baseball · EventsTicket
The Las Vegas Aviators' downtown Summerlin stadium — a Triple-A venue with craft food, open-air seating, and summer games perfect for family nights out.
The Mesa Ridge Lifestyle
What Does a Weekend in Mesa Ridge Look Like?
Three everyday moods within minutes of the gate: a trail run into Red Rock Canyon, a round at Red Rock Country Club, and dinner at Downtown Summerlin — with the City of Las Vegas's parks system and Summerlin's trail network threading the whole western rim together.
200Guard-Gated Acres
2016Year Established
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Mesa Ridge Homes This Weekend?
Open houses in Mesa Ridge require advance coordination — no walk-up access through the 24-hour guard gate. With 350 total homes and a 17-day median market pace, listings move fast. Set up instant alerts, browse ZIP 89135 inventory, or call (702) 637-1759 and our team will coordinate gate access and schedule your weekend tour.
Quick Answer
What does an HOA cost in Mesa Ridge?
Mesa Ridge carries two HOA layers: the Summerlin master association fee and Mesa Ridge's sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $350 to $700 per month depending on the specific home and any amenity add-ons. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Moving to Mesa Ridge
Should I Move to Mesa Ridge in Summerlin?
High-income households from Los Angeles and Silicon Valley find that guard-gated luxury priced beyond reach on the coast is attainable in Summerlin. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line, paired with Red Rock Canyon views and 24-hour security, finances most Mesa Ridge relocations.
Why California Luxury Buyers Are Choosing Mesa Ridge
The tax math is decisive at the luxury tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves over $40,000 per year in state income taxes alone. Mesa Ridge adds the guard-gated Toll Brothers luxury argument California's coastal enclaves can't answer at anywhere near the price: 24-hour staffed security, semi-custom estates from $1 million to $3 million-plus, Red Rock Canyon views, and the Summerlin Parkway connection that makes the Strip twenty minutes from the gate.
At a $1.5 million budget, Los Angeles buyers are looking at a conventional home in a competitive suburb without gates or views. That same budget in Mesa Ridge secures a Toll Brothers semi-custom estate with resort-style pool, four to five bedrooms, and sweeping Red Rock Canyon views inside a 24-hour guard-gated Summerlin community — with Downtown Summerlin's 125+ shops and restaurants five minutes from the gate, Red Rock Canyon ten minutes west, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89135 is $1,050,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas well below national violent-crime averages, and GreatSchools rates Sig Rogich Middle School — the zoned campus — at 10/10, the highest possible score.
Mesa Ridge runs on Summerlin's economic engine: Downtown Summerlin's 125+ shops and restaurants anchor retail employment, Red Rock Canyon draws hospitality and recreation spending, and the broader Las Vegas metro's healthcare, tech, and financial-services sectors feed high-income residents who want Toll Brothers guard-gated privacy on the western rim.
Cost of Living Snapshot — Mesa Ridge, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category that matters at the luxury tier. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one luxury buyers care about most: a guard-gated Toll Brothers estate with Red Rock Canyon views that costs $1–3 million here easily exceeds $5–10 million in comparable coastal gated communities.
| Metric | Mesa Ridge, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Guard-Gated Luxury Entry Point | $1M (Mesa Ridge) | $3M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Top-School-Zone Middle School | 10/10 (Sig Rogich MS) | Lottery or $50K+ private tuition |
| Airport Commute | 30 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Mesa Ridge Rental Market — Rent vs. Own
Luxury single-family homes in the Summerlin guard-gated corridor typically rent for $5,000–$9,500 per month, with Mesa Ridge Toll Brothers estate-level homes commanding premiums at the top of that band. Rental vacancy in guard-gated Summerlin communities is exceptionally low — tenant demand from corporate relocators and high-income professionals keeps inventory thin. Short-term rentals are tightly regulated in Las Vegas — confirm rules before underwriting nightly income on any Mesa Ridge property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a luxury relocation to Summerlin? Our team specializes in guard-gated communities — virtual estate tours, gate-coordination for showings, jumbo financing referrals, and closing support without requiring multiple cross-country trips.
Start Your Luxury Relocation SearchRELOCATION TIMELINE
How to relocate to Mesa Ridge in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Mesa Ridge buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your collection and set a budget
Decide which Mesa Ridge you are buying: $1M–$1.8M Classic family estates, $1.8M–$2.5M Premier view lots, or $2.5M–$3M+ Estate Collection custom homes. Each tier carries different view premiums, lot sizes, and HOA sub-layer structures.
Get pre-approved — jumbo aware
Most Mesa Ridge purchases require jumbo financing above the $726,200 conforming limit. Work with a jumbo lender who can fully underwrite reserves, asset verification, and debt ratios before you tour — clean offers win in a 17-day-median market.
Hire a Mesa Ridge specialist
View orientation, lot position, Toll Brothers options-package specifics, HOA sub-association layer, and school-zone verification all drive significant value differences between otherwise similar homes. An agent who knows Mesa Ridge saves real money.
Coordinate gate access and tour
All showings require advance gate coordination through a licensed agent. Nevada Real Estate Group handles gate arrangements for every Mesa Ridge showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
View lots need competitive, clean terms — multiple offers are common on well-priced Premier and Estate Collection homes. Classic Collection homes give slightly more room for inspection-based negotiation.
Inspection, HOA docs, and appraisal
Age the diligence to the home: 2016-era construction means most systems are young, but confirm Toll Brothers warranty transfer details and options-specific condition. Pull the full resale package — both master and sub-association dues, reserves, CC&Rs, and pending assessment history.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals in low-volume luxury ZIPs can require extended scheduling — start the lender clock early.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Mesa Ridge Economy?
Mesa Ridge residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives prize Toll Brothers guard-gated privacy and a 10/10-rated school zone. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Summerlin incomes well above the county median.
$250K+Estimated avg household income, Mesa RidgeCommunity records / demographic estimates
90%Homeownership rate in Mesa RidgeCommunity records
125+Shops and restaurants at Downtown SummerlinCommunity records
20 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway
Top Mesa Ridge-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 20 minutes from Mesa Ridge's gate via Summerlin Parkway
- Downtown Summerlin retail and hospitality125+ shops, restaurants, and services five minutes from Mesa Ridge — immediate-area employer
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin corridor, approximately 10 minutes from the gate
- Red Rock Country Club and Las Vegas BallparkGolf operations, events, and sports-venue employment close to the Mesa Ridge southern foothills
- Toll Brothers and development ecosystemOngoing construction management and subcontractor presence from the active Summerlin build-out pipeline
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management concentrate in the Summerlin corridor
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Mesa Ridge Compare to Red Rock CC, The Ridges & Non-Gated Summerlin?
If you are weighing Mesa Ridge against other Summerlin luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Mesa Ridge wins on Toll Brothers contemporary quality and value versus ultra-luxury pricing; Red Rock Country Club adds golf; The Ridges offers trophies — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Mesa Ridge | Red Rock CC | The Ridges | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $1M | $1.2M+ | $2M+ | $450K |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | Yes — 24/7 staffed | No |
| HOA Monthly | $350–$700 | $400–$800 | $500–$1,200 | $50–$250 |
| ZIP Median List | $1.05M (89135) | $1.05M (89135) | $867K (89138) | $728K area |
| Days on Market | 17 | Similar | 33 | 21 |
| Homes in Community | 350+ | ~1,700 | Multiple phases | N/A (open) |
| Middle School Zone | Sig Rogich 10/10 | Sig Rogich 10/10 | Various 8-10/10 | Various 7-10/10 |
| Golf | Red Rock CC 8 min | Two Arnold Palmer courses (in-community) | Bear's Best (in-community) | TPC Summerlin nearby |
| Best For | Toll Brothers quality · 10/10 MS | Guard-gated · Golf · Larger community | Trophy estates · Golf | Value · New builds · Variety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Mesa Ridge separately. Last updated June 2026.
Cost of Ownership
What Will Mesa Ridge Cost You Each Month?
A $1,000,000 entry-level Mesa Ridge purchase runs about $6,700 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the luxury Summerlin corridor, and budget the HOA layers that make Mesa Ridge's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Mesa Ridge Payment
$6,181
Estimated Monthly Payment
- Principal & Interest$5,322
- Property Tax$508
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Mesa Ridge right now?
Guard-gated Toll Brothers Summerlin rents are firm at the luxury tier, and at current rates the monthly gap narrows significantly once equity and tax effects are counted — for 5+ year holds, a near-build-out 350-home community with capped supply and growing demand tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$6,551 / mo
- Principal & Interest (20% down)
- $5,326
- Property Tax (~0.6%)
- $500
- Homeowners Insurance
- $200
- HOA (master + sub-association)
- $525
- PMI (waived at 20% down)
- $0
5-year net cost:~$260,000
Equity built:~$310,000
RENT (MESA RIDGE-TIER MEDIAN)
$6,500 / mo
- Median Mesa Ridge-Tier Rent
- $6,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$430,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1,000,000 Mesa Ridge home for five years nets out considerably cheaper than renting once principal paydown and conservative 3% appreciation are counted — and the owner exits with roughly $310,000 in total equity while the renter exits with none. A Toll Brothers community approaching build-out with capped supply gives that appreciation assumption structural support that open-street Summerlin developments lack.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $525/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Mesa Ridge operates two HOA layers — the Summerlin master association and Mesa Ridge's sub-association — and dues vary by collection and property. Verify the exact combined dues, reserves, transfer fees, and any special-assessment history with the resale package during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin Association (master)
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
Mesa Ridge Sub-Association
$300–$600 / mo
Mesa Ridge Classic sub-association
$300–$450
Includes:
24-hour guard gate, security patrols, perimeter wall maintenance, community landscaping
Mesa Ridge Premier and Estate sub-associations
$450–$600
Includes:
All Classic inclusions plus view-lot common-area maintenance and enhanced patrol coverage
Combined Total (estimate)
$350–$700 / mo
Typical combined HOA (all collections)
$350–$700
Includes:
Master association + sub-association combined; exact amount varies by property and is subject to annual adjustment
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Mesa Ridge?
West Charleston Boulevard and Summerlin Parkway connect Mesa Ridge to the Strip in about 20 minutes, with Downtown Summerlin five minutes away for daily errands. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Summerlin-area employer commutes typically run under 15 minutes.
Drive Times from Mesa Ridge
- 5 minDowntown SummerlinW Sahara Ave
- 8 minTPC SummerlinVia Desert Inn Rd
- 10 minRed Rock Canyon NCAW Charleston Blvd west
- 10 minSummerlin HospitalSummerlin Pkwy
- 20 minLas Vegas StripSummerlin Pkwy → I-15 south
- 25 minDowntown Las VegasUS-95 south
- 30 minHarry Reid Intl AirportI-215 South
- 25 minMount CharlestonUS-95 north → NV-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Mesa Ridge home?
Most Mesa Ridge purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Jumbo buyers should allow extra time for appraisal scheduling in low-volume luxury ZIPs. Request the HOA resale package the day you go under contract so dues clear before inspection deadlines.
Quick Answer
What down payment do you need to buy in Mesa Ridge?
Most Mesa Ridge buyers put down 20% to 30%, and many are cash purchasers. At the $1 million entry point, 20% down is $200,000; luxury jumbo financing from $726,201 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1.5 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation of income and assets.
Mesa Ridge FAQ — 18 Answers
What Do Mesa Ridge Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Mesa Ridge?
Homes in Mesa Ridge range from approximately $1 million for Classic Collection resales to over $3 million for Estate Collection homes on view lots with Red Rock Canyon and Spring Mountains panoramas. The surrounding ZIP 89135 carried a $1,050,000 median list price in June 2026 per Las Vegas REALTORS — and Mesa Ridge's guard-gated Toll Brothers pedigree positions its pricing within that ZIP-area range. Sizes run 3,000 to 6,000-plus square feet across contemporary desert architecture with flat rooflines and multi-slide glass doors.
Is Mesa Ridge in Summerlin guard-gated?
Yes. Mesa Ridge is fully guard-gated with a 24-hour staffed entry gate and security patrols across its roughly 200 acres and 350-plus homes. Private streets, perimeter walls, and Toll Brothers architectural standards give residents a cohesive luxury environment that open-street Summerlin neighborhoods cannot replicate. Showings require advance gate coordination through a licensed agent; Nevada Real Estate Group arranges that for every Mesa Ridge tour.
What part of Summerlin is Mesa Ridge in?
Mesa Ridge sits in the southern foothills of the Summerlin master plan, within the incorporated boundaries of Las Vegas, Nevada. The southern foothills positioning delivers Red Rock Canyon and Spring Mountains views from many homesites, and places residents minutes from Downtown Summerlin and West Charleston Boulevard. Village placement in Summerlin shapes your master-association structure, school zones, and amenity access — confirm the sub-association layer in the resale package during escrow.
What ZIP code is Mesa Ridge in?
Mesa Ridge is in ZIP 89135, the Summerlin area of Las Vegas. Drive times from the gate run about 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon National Conservation Area, 20 minutes to the Strip via Summerlin Parkway, and 30 minutes to Harry Reid International Airport via I-215 South. The ZIP-area median list price is $1,050,000 per Las Vegas REALTORS, with Mesa Ridge's guard-gated Toll Brothers pricing in that range.
What schools serve Mesa Ridge?
Mesa Ridge is zoned for Clark County School District campuses: John W. Bonner Elementary (9/10 GreatSchools), Sig Rogich Middle School (10/10 — among the highest-rated middles in Nevada), and Palo Verde High School (8/10). Private standouts nearby include The Meadows School (A+), Bishop Gorman High School (A+), and Faith Lutheran Middle and High (A). Doral Academy Red Rock offers a strong charter option. Confirm current CCSD zoning before closing — assignments can shift between school years.
What are HOA fees in Mesa Ridge?
HOA fees in Mesa Ridge typically run $350 to $700 per month, combining the Summerlin master association fee with Mesa Ridge's sub-association fee for 24-hour guard-gate staffing, security patrols, perimeter maintenance, and common-area landscaping. Exact dues vary by property and are subject to annual adjustment. Request the resale package — dues, reserves, CC&Rs, and any pending assessments — early in your 30-to-45-day Nevada escrow so figures are verified before contingency deadlines.
How does Mesa Ridge compare to The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury tier with pricing from $2 million to $20 million-plus and Bear's Best golf course frontage; Mesa Ridge delivers Toll Brothers guard-gated luxury from $1 million — half the entry point — while sharing Red Rock Canyon views, contemporary architecture, and the Summerlin address. You get a newer community built from 2016 with a single-builder pedigree and cohesive design at a meaningful price discount. Nevada Real Estate Group can walk you through both communities side by side so the value gap is real, not theoretical.
How large are homes in Mesa Ridge?
Mesa Ridge homes typically run 3,000 to 6,000-plus square feet with three to six bedrooms, gourmet kitchens, resort-style backyards with pools and spas, and multi-car garages. Many feature casitas, home theaters, wine rooms, and the contemporary desert architecture Toll Brothers is known for — flat rooflines, multi-slide glass walls, and seamless indoor-outdoor living. Lot elevation and view orientation drive resale value as meaningfully as raw square footage — weigh both when comparing listings.
How does the guard gate entry process work at Mesa Ridge?
Residents enter via transponders or access codes; guests must be pre-approved by the homeowner or called in at the gatehouse, and vendors follow the community's access policy. The gate is staffed 24 hours a day, seven days a week, with security patrols supplementing gatehouse coverage. First-time visitors should bring valid ID and allow a few extra minutes at entry. Prospective buyers touring with a licensed Nevada Real Estate Group agent have gate access coordinated in advance.
Can buyers tour Mesa Ridge without a real estate agent?
No — unaccompanied visitors are turned away at the gatehouse. Prospective buyers must be accompanied by a licensed real estate agent who coordinates gate entry in advance. Nevada Real Estate Group handles all access arrangements for Mesa Ridge showings and can pair your tour with nearby Red Rock Country Club and The Ridges, so you compare guard-gated options in one outing. Call (702) 637-1759 to schedule a showing.
What security features does Mesa Ridge include beyond the guard gate?
Mesa Ridge's security stack includes a 24-hour staffed guard gate with controlled vehicle access, perimeter walls, security patrols, and private streets throughout the roughly 200-acre community. Toll Brothers construction standards and consistent HOA management since 2016 mean procedures are well-established. Request the association's current security program details with the resale package before closing so you understand patrol schedules and emergency-response protocols.
Are there custom home lots available in Mesa Ridge?
Rarely. Mesa Ridge is a Toll Brothers semi-custom community — the 350-plus homes were builder-constructed beginning in 2016, and vacant lots almost never surface on the open market. The realistic path into the community is resale. Buyers wanting true ground-up custom construction in Summerlin should look to The Ridges or The Summit Club nearby. Nevada Real Estate Group tracks custom-lot availability valley-wide and can flag opportunities on request.
What is the resale value trend for Mesa Ridge homes?
Guard-gated Summerlin communities have historically outperformed the broader Las Vegas market on value retention and appreciation, and Mesa Ridge's fundamentals are structurally sound: limited 350-home supply, Toll Brothers construction quality, a $1 million entry to a brand whose ultra-luxury tier starts at $2 million, and the 10/10-rated Sig Rogich Middle School zone. Ask Nevada Real Estate Group for recent Mesa Ridge closed sales before writing an offer.
What property taxes are like in Mesa Ridge?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1 million purchase, plan around $5,000 to $7,000 annually. One important note: homes that have been held since initial construction in 2016 may carry abated tax bills — the assessed value resets to current market value after sale, so verify the post-sale figure with the Assessor before building your ownership-cost budget.
What should I know before buying in Mesa Ridge?
Four factors move real money in Mesa Ridge. First, view orientation: western lots command premiums for Red Rock Canyon panoramas over interior lots, so price the view specifically. Second, HOA dues: the combined master and sub-association fee runs $350–$700 monthly, and any special assessments reset the math. Third, gate process: all showings require advance coordination through a licensed agent. Fourth, Toll Brothers finish quality: inspect options-package specifics lot by lot since semi-custom builds vary meaningfully in upgrade level.
What down payment do you need to buy in Mesa Ridge?
Most Mesa Ridge buyers put down 20% to 30%, and many are cash purchasers. At the $1 million entry point, 20% down is $200,000; luxury jumbo financing from $726,201 and above requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1.5 million-plus purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation of income and assets.
What does an HOA cost in Mesa Ridge?
Mesa Ridge carries two HOA layers: the Summerlin master association fee and Mesa Ridge's sub-association fee for 24-hour guard-gate staffing, patrols, and perimeter maintenance. Combined, they typically run $350 to $700 per month depending on the specific home and any amenity add-ons. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
How long does it take to close on a Mesa Ridge home?
Most Mesa Ridge purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. Financed buyers at the jumbo tier should budget extra time for appraisal scheduling; luxury homes in low-volume ZIP areas can require extended appraisal turnaround. HOA resale-package delivery adds a few days to the escrow timeline, so start the request the day you go under contract.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Mesa Ridge?
Eight queries Mesa Ridge buyers ask most — answered with verifiable specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
Is Mesa Ridge part of Las Vegas or Summerlin?
Both — Mesa Ridge is a guard-gated Toll Brothers community within Summerlin, inside the incorporated boundaries of the City of Las Vegas. Mailing addresses say Las Vegas, NV 89135. "Summerlin" is the master plan name; "Mesa Ridge" is the specific guard-gated community within it.
What ZIP code does Mesa Ridge use?
ZIP 89135 — the Summerlin ZIP covering the southern foothills area and surrounding neighborhoods. Drive times from this ZIP run 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway.
Is Mesa Ridge the same as The Ridges?
No — The Ridges is Summerlin's ultra-luxury community at $2 million to $20 million-plus featuring Bear's Best golf by Jack Nicklaus. Mesa Ridge is a separate Toll Brothers guard-gated community with a $1 million entry — a meaningful price difference with many of the same Summerlin lifestyle benefits and newer contemporary architecture.
How old are homes in Mesa Ridge?
Mesa Ridge was established in 2016, making its homes approximately 8-10 years old as of 2026. That vintage means most systems — HVAC, roofing, pool equipment — are mid-cycle and well within useful life. Budget a standard inspection and confirm Toll Brothers warranty transfer details with the seller.
Does Mesa Ridge have a pool?
Most individual estates in Mesa Ridge feature resort-style private pools with spas in the backyard — this is a standard amenity at the Toll Brothers luxury price point. There is no community pool or shared clubhouse within the Mesa Ridge sub-association; amenities are private rather than shared, which is typical of guard-gated Summerlin communities at this scale.
Is Mesa Ridge walkable?
Within the community, yes — the quiet private streets and Summerlin Trail System access make walking and trail running practical. Downtown Summerlin five minutes away extends walkability for dining and retail once you drive or bike there. The community is fundamentally car-dependent for daily errands, as with all Las Vegas suburbs.
How far is Mesa Ridge from Red Rock Canyon?
Approximately 10 minutes west via West Charleston Boulevard — one of the closest guard-gated Las Vegas communities to the national conservation area in this price range. The 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for morning exercise before returning to the gate.
Is Mesa Ridge a good investment?
The fundamentals are favorable: a Toll Brothers community approaching build-out with limited new supply, a 10/10-rated middle school zone that anchors tenant and resale demand, and a Summerlin address whose broader master plan continues adding residents who want contemporary guard-gated luxury. Returns depend on collection, view orientation, and specific purchase price — ask Nevada Real Estate Group for recent Mesa Ridge closed comps before writing an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 — including Mesa Ridge Classic, Premier, and Estate Collections, The Ridges, Red Rock Country Club, and The Summit Club. Direct Toll Brothers relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Mesa Ridge Real Estate Expert?
6,225+ closed transactions and $4.1B+ in volume since 2009. In a 350-home Toll Brothers community where view orientation, HOA layers, and school-zone verification drive real value differences, knowing the blocks matters. Call (702) 637-1759 or tell us what you need and we'll find your Mesa Ridge home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Mesa Ridge?
Compare Mesa Ridge with neighboring Summerlin guard-gated communities and nearby Las Vegas neighborhoods. Each card pairs the drive time with price positioning, so you can judge whether trading Mesa Ridge's Toll Brothers quality for Red Rock Country Club's golf or The Ridges' prestige actually buys you more lifestyle for the money.
A–Z INDEX
Which Mesa Ridge and Summerlin Communities Can You Explore A–Z?
The Summerlin southern foothills contains guard-gated and non-gated communities beyond Mesa Ridge — including Red Rock Country Club and The Ridges. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any address on request.
F
- Fox Hill Park
M
- Mesa Ridge Classic Collection
- Mesa Ridge Premier Collection
- Mesa Ridge Estate Collection
- Mesa Ridge View Lots
R
- Red Rock Country Club (golf, guard-gated)
- Red Rock Canyon NCA (10 min)
T
- The Ridges (ultra-luxury, Summerlin)
KEEP LEARNING
What Else Should You Read About Mesa Ridge and Summerlin?
These guides extend the research most Mesa Ridge buyers do next — understanding the broader Summerlin master plan, comparing luxury communities across the valley, and tracking Las Vegas-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Summerlin vs Henderson Luxury Homes
The definitive valley luxury comparison — guard-gated, schools, pricing, and lifestyle across the two premier addresses.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Mesa Ridge's ZIP 89135 numbers.
Read →MARKET HUB
Summerlin Community Hub
Master-plan overview, every Summerlin village, guard-gated community guides, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Mesa Ridge Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89135 is broader than Mesa Ridge's 350-home community — area statistics are labeled as such, per-collection figures are modeled estimates. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89135 (Summerlin North). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Mesa Ridge is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin North area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle School 10/10, John W. Bonner Elementary 9/10, Palo Verde High 8/10, and private/charter options. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026